DEC Officer Report

Application No.: 21/01180/B Applicant: Mr Rob Green Proposal: Installation of replacement roof tiles Site Address: Briar Cottage Thie Ny Garee Baldhoon Road Laxey Isle Of Man IM4 7QF Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.11.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.

This application has been recommended for approval for the following reason.

It is considered the works would preserve the character and appearance of the existing property and countryside setting and therefore the proposal would comply with General Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 12.10.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the residential curtilage of Thie Ny Garee, Baldhoon Road , Laxey, which is a two storey detached property, located on the western side of Baldhoon Road.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of replacement roof tiles.

- 3.0 PLANNING STATUS AND POLICY

3.1 The site is not designated for development under the Area Plan for the East 2021. The site is not within a Conservation Area. - 3.2 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.3 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

- 4.0 PLANNING HISTORY

4.1 This property has been the subject of a number of previous applications; however, none are considered relevant in the determination of this application. - 5.0 REPRESENTATIONS

5.1 The Ecosystem Policy Division (DEFA) seek a bat survey be undertaken to identify the species of bat utilising the property, their abundance and whether they are breeding and this will determine the mitigation required. The presence of bats will not prevent the property from being reroofed but provision must be shown for their ongoing protection (03.11.2021).

5.2 Highway Services comment that there are no highway implications (20.10.2021). - 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the dwelling and countryside.

6.2 The existing slate roof which is in a poor state of repair is proposed to be replaced with a Eternit Thrutone slate which is a light weight roof slate. The appearance is similar to a natural slate. While this finish would be preferred, the site is not within a Conservation Area.

6.3 A bat Survey should be conditioned and should any bats be found presence a mitigation plan be submitted. The applicants are in the process of getting such a survey undertaken. - 7.0 CONCLUSION

7.1 Overall, it is considered the works would preserve the character and appearance of the existing property and countryside setting and therefore the proposal would comply with General Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan. The application is recommend for an approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 12.11.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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